Loan Options
A quick look at the loan types we offer, so you know what's actually available to you.
We're a direct lender, directly approved by FHA, VA, Fannie Mae, and Freddie Mac. Every loan on this page is one we underwrite and fund ourselves - no shopping your file to strangers.
Primary Loan Options
The core loan types behind most purchases and refinances.
Conventional
Not insured by the federal government, so it typically carries stricter credit and down payment requirements than government-backed options. Available as fixed-rate or adjustable-rate (ARM), most commonly in 15- or 30-year terms. PMI applies if your down payment is under 20%.
FHA
Insured by the Federal Housing Administration, which allows for a lower barrier to entry - down payments as little as 3.5%, with 100% of that available as a gift. Credit qualification guidelines are often more forgiving than conventional standards.
VA
A benefit earned through military service, guaranteed in part by the U.S. Department of Veterans Affairs. No down payment required in most cases, and no monthly mortgage insurance. Available to veterans, active duty, reservists, and eligible surviving spouses.
USDA
Backed by the U.S. Department of Agriculture for buyers in eligible rural and suburban areas. Down payments as low as $0, with income limits based on household size and region.
Jumbo
For loan amounts above the conforming limit set for conventional loans. Since these loans carry higher risk, they typically come with stricter credit, income, and reserve requirements than a standard conventional loan.
Building or Placing a Home?
Construction financing works differently than a standard purchase loan - land, draws, and timing all factor in.
See Construction Loans →Home Equity Options
For homeowners looking to put their existing equity to work - both sit as a second loan behind your existing mortgage, rather than replacing it. That's different from a cash-out refinance, which replaces your first mortgage entirely with a new, larger one.
HELOC
A revolving line of credit secured by your home's equity - draw what you need, when you need it, similar to a credit card. Useful for ongoing expenses like phased home improvements.
Home Equity Loan
A lump-sum loan secured by your home's equity, with a fixed rate and predictable monthly payment. Useful for a single, defined expense rather than ongoing costs.
Down Payment Assistance
Not a loan type on its own - DPA pairs with an eligible program above to help cover your down payment or closing costs.
DPA
Depending on your situation, down payment assistance may come as a grant, a low-interest second loan, or gift funds from family - and can often be paired with FHA, Conventional, or other eligible programs. Availability depends on your location, income, and the specific program.
Not Sure Which Option Fits?
That's exactly the kind of question a real conversation answers faster than a webpage can. No pressure, no obligation - just an honest look at what fits your situation.
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